$30k is an insane cost for a bathroom so small. Even paying a contractor to do the work with modest finishes, but good quality, will run between $8k and $12k. Especially if the fixtures stay in the same location and only get exchanged for new. An architect is always a good investment. An architect will help you with design ideas, can curate material, fixture and finish choices based on your tastes and can oversee the work being done by the contractor to ensure that everything is done properly, up to code, and according to design. The average homeowner is not equipped to adequately oversee a contractor's work. I've had so many clients come to me after a botched renovation because they didn't understand the contractor was taking short cuts and it cost them thousands more to fix. All time and money that would have been saved had they had a professional licensed architect working for them and protecting their interests. Classic Comfort, de nada. You're very welcome. I'll send you a private message here shortly. Thank you.

I agree it's a very updated looking kitchen as is, and that replacing the pendants would be a good move. It's not that the pendants are outdated, but I think changing them will change the look of the room. (and it's a nice room as is)

No, what will tie it all together needs to be the color. And then a bit more landscaping. Here, I fixed the rest of the shutters and picked a color that was taken from your bricks and a bit farther from the roof. The white trim is unifying too. I personally would find a lighter color for the front door so that it wasn't lost in its cave, but you may be attached to the wood look. Just some thoughts.

It's coming along slowly. Want to add some pillows but I have only scraps of Brazilliance left so I'll piece them together for a few pillows. Found this vintage kettle cloth drapery piece in my stash that might work on a pillow or... I have several yards of this kettle cloth texture fabric with a jungle motif. Which one to use? Lamp on the right is my mother's much prized marble lamp with a new shade on a horse head table I got a Habitat. Lamp on the left is a glass thrift store find with a gold leaf shade. It's on the first piece of furniture my parents bought so please don't tell me it doesn't go with the look. I"m using it. My reupholstered Brazilliance estate chair with a serigraph I found at an apartment's dumpster in the area. Gotta hang it but it's a two person job so have to wait. Wanted to pull some black and white to that side of the room so I put my thrift store silk shantung shade on a thrift store lamp. The shade has a label in it from a now defunct high end Miami lamp store, so I'm going Carlton Varney on this too with the Palm Beach influence. I have a small chest I need to pull out of the garage to put beside the chair. Loving my wool and sisal area rug, my only real purchase for this room. And finally used a needlepoint rug I got in a thrift store as a wall hanging behind the dresser and mirror a neighbor gave me when she downsized her Chicago home. Mirror's not perfect but it's what I have till I find my black and gold one. Company coming for Thanksgiving, hope I'm ready. And of course window treatments but that probably won't make the cut for Thanksgiving as my sewing machine is acting up. I'll be digging into the rest of the thrift store art and accessories in the garage to finish it up. I've decided it's use it or recycle it (again)! Let me know which fabric you think looks best on the bed. Thanks,